Roof Replacement in Round Lake Beach, IL

Signs it's time

Replace when the shingle field is failing across slopes, not when one boot is split. Curling tabs, bald spots where granules are gone, many patched areas, and a deck that feels soft under a careful inspection are the usual signs. A ceiling stain can be one flashing. The same stain that returns after that flashing is rebuilt is a reason to talk about the field.

CMAP’s June 2026 snapshot puts the median year built in Round Lake Beach at 1986, with 42.3 percent of homes built from 1990 to 2009 and 33.2 percent built from 1970 to 1989. A house from those years may be on an original roof or on a roof that has already been replaced once. Year built is not roof age. Ask what is on the house now, and how many layers.

The cost guide is where published price ranges live, each with its source and date. The permit guide is where the $50 village fee and the inspection rules live. This page does not blend those sources into a Round Lake Beach average.

Tear-off vs. overlay

A full replacement usually means tearing off the old shingles so the deck can be seen. Roofing over an existing layer is a different scope: less disposal, more weight, and no look at the boards until a later leak forces the issue. The written estimate should say which one is included, how many layers are there now, and whether the price changes if a second layer is found.

The village fee page lists the roof permit and the inspection rules. It does not, on the page re-opened for this guide, spell out an overlay ban. Confirm with the village whether another layer is allowed on your house before you accept an overlay price. The repair page is the better fit when only a small area has failed.

Shingle options, including Class 4 impact-resistant shingles

Asphalt shingles are the common covering on the detached houses this area is built from. An estimate should name the product line, the color, and whether the price is for a standard architectural shingle or for an impact-resistant shingle. Impact-resistant shingles are often sold with a Class 4 rating. They usually cost more than a standard shingle on the same house.

Some insurance policies discuss a premium credit for impact-resistant shingles. This site does not promise a discount, a warranty, or a claim payment. Ask your own insurer what your policy does, and ask the estimate which product is specified. The storm page covers hail records. It does not say that any class of shingle would have survived the July 15, 2024 Lake County hail.

Ice-and-water shield and ventilation

Lake County roofs see snow, thaw, and refreeze. A replacement estimate should say whether ice-and-water shield is included at the eaves and in the valleys, and how far up the eave it goes. It should also say how the attic will take air in and let air out. Blocked soffits and a capped ridge are a common pair on older houses. The shield and the vents are line items, not a slogan.

This page is not a building-code citation. The village permit application is where code notes for a specific job belong. If the estimate is silent on ice-and-water shield and on ventilation, ask for those lines before you compare it with another number.

What the village permit requires

For a house in Round Lake Beach, the building permits page lists the roof permit at $50, with required inspections included in that fee. Roof permits are over the counter, generally 24–48 hours when the application is complete, through BSA Online. Permits are good for 90 days, with one 90-day extension listed at $10.

When a contractor is the applicant, the village says it still has to verify the owner’s authorization with a signed contract or a signed permit application. Contractor registration is a separate step: a $50 registration fee, a $10,000 bond, a certificate of insurance, and a copy of the license, with registrations expiring April 30. Plumbing and fire-alarm contractors are excluded from that registration-fee line on the village table. The full walkthrough is on the permit guide.

What a written estimate should include

A useful replacement estimate names the house’s village, the number of layers to come off, the shingle product, underlayment and ice-and-water shield, ventilation, flashings and pipe boots, dumpster and disposal, and whether the $50 Round Lake Beach permit fee is included or listed beside the work. It gives a schedule that can move if the permit or the weather moves.

Prices vary. A free estimate gives the real number. Published national and Chicago-region figures are on the cost guide so you can see why two websites disagree. They are not a bid for this house. Compare estimates on the same scope, not on the lowest total with the thinnest description.